The Harbors - West Market Redevelopment
The West Market Area also known as 'The Harbors', includes the coastal and inland areas along U.S. 19 and Little Road corridors, from North County Line to South County Line. The Harbors will examine redevelopment and infill opportunities, identify land use, infrastructure and economic development strategies. By focusing on these elements The Harbors will create an implementation mechanism for the area, that largely focuses on promoting coastal opportunities, transforming U.S.19 into a livable roadway, and establishing an infill community structure.
- Celebrate and enhance historic assets and neighborhood features.
- Encourage compact, walkable, mixed-use development.
- Encourage energy efficiency.
- Enhance water features and eco-tourism.
- Improve multi-modal connectivity.
- Create a Post Disaster Redevelopment Plan. (Adopted January 2016)
- Provide employment opportunities.
- Revitalize neighborhoods and provide quality affordable housing choices.
Help Build Your Community!
Get involved in the Harbors - West Market Redevelopment process. You can ask questions, share ideas, point out concerns, or partner with us for the redevelopment of this area. You can get involved using any of these links given below.
- Register and be a part of the project.
- Share your ideas and provide your questions/comments.
- Review the result of the Visioning Survey (PDF) conducted in Summer 2011.
- West Market Redevelopment/Infill Plan
- Planning Process & Timeline
- Harbors Districts
- Public Outreach
- Smart Growth Assistance
- Implementation Efforts
The Harbors Project Selected for Free Smart Growth Technical Assistance
Pasco County was one of the 18 communities in the U.S. to receive the Smart Growth Technical Assistance Grant. This free technical assistance received for the Harbors Plan, is provided by Smart Growth America, sponsored through a grant from the United States Environmental Protection Agency (US EPA). The technical assistance will involve a public presentation, facilitated discussions with stakeholders, and the creation of an action agenda.
Mark your calendars for the public presentation by the Smart Growth Team! Come join us and give us your input!
Engaging Florida State University Students in the Harbors’ Redevelopment Effort
Starting this May, the County’s Planning and Development Team is collaborating with the Florida State University Planning and Development Lab (FPDL) for the Harbors’ next planning and implementation work. This project is planned to be conducted in two phases – Phase I starting in Summer and Phase II in Fall 2014. The Florida State studio team began the first phase of the project on May 12th.
To learn more about FPDL: Florida Planning and Development Lab website
Florida State PDL Project Kickoff
As a part of this project, the studio team visited Pasco County on May 22 (Thursday) and May 23 (Friday) for a project kickoff. The events that were scheduled for these two days included, a project presentation, an Open House and a tour of the West Market Area.
Harborlife We are on Facebook!
We recently launched a Facebook page for the Harbors - West Market Redevelopment Plan - 'Harborlife'. Come join us on Facebook and share your ideas, comments and suggestions on how we can together improve the West Market Area. We are also developing a comprehensive communication strategy to increase outreach for the redevelopment efforts. To read more about this please visit our Implementation Efforts page.
The Harbors Plan Receives Top Honors for 2013!
At the 22nd Annual Future of the Region Awards, the Harbors - West Market Redevelopment/Infill Plan received the Charles A. McIntosh, Jr Award of Distinction and the One Bay Award, becoming the first project ever within the region to have received both awards.
More about the 22nd Annual Future of the Region Awards
Mobility Fee and Redevelopment Incentives
The County has scheduled a series of advisory committee meetings till June 2014 to discuss the Mobility Fee Ordinance and using it to incentivize redevelopment in the West Market Area.
More about Mobility Fees
The redevelopment of the Harbors - West Market Area is an ongoing effort and we appreciate your help and support with it. For more details on the Harbors implementation efforts please visit: Implementation Efforts
We encourage you to get involved, ask questions, and share with us your ideas, comments, and concerns
Project Contact: Email Harborlife
Public participation has been a crucial component of the West Market Redevelopment/Infill Plan.The purpose of this citizen-led planning effort was to initiate an open dialogue between residents, stakeholders, staff, and County leadership for sharing concerns and priorities related to the redevelopment of this area. The intention of the outreach process was to understand the community's vision for the West Market Area and gather ideas that will help rebuild this area into a desirable place to live, work and invest in.
From March 2011 to February 2013, our planning team worked with a diverse group of participants including residents, business owners, County officials, and government representatives to create a realistic plan reflective of the community and stakeholder interests and aspirations. The adopted plan is the result of an extensive community visioning process conducted over a period of two years.
The Harbors Brochure
The Harbors West Market Area Redevelopment/Infill Plan brochure summarizes the Harbors Mission, West Market Districts Vision, 2010 population by districts, focus areas, next steps and contact information.
The West Market Area is divided into 12 districts. The boundaries of the districts are defined based on historical context, neighborhood characteristics, roadways, natural features and opportunities.
Harbors District Flyers
The Harbors District Flyers detail the Vision, Key Issues, Strategies and Existing Characteristics for each of the twelve Harbors Districts. Flyers may be printed out. A comment form is included with the flyer. Comments may be submitted by email.
Harbors Leadership Councils
Leadership Councils are being developed within The Harbors West Market Area. Meetings include discussions on topics of community interest to Home Owner Associations (HOA) and Civic Associations(CA). Leaderships Councils include designated representatives from Home Owner Associations and Civic Associations. Leadership Councils meet quarterly. Participation is voluntary.
South Harbors Leadership Council (Active)
Geographic Area: Anclote West District, Anclote East District, Elfers District and Spring District.
Meeting Location: Varies
- June 10, 2019 5:30pm - 7:30 pm, Gulf Harbors Civic Association Building
- January 21, 2019 5:30pm - 7:30pm, Gulf Harbors Civic Association Building
- June 20, 2017, 6:00pm - 7:30pm Agenda (PDF)
- March 27, 2017, 4:30pm - 6:00pm Agenda (PDF)
- January 19, 2017 noon - 2:00pm Agenda PowerPoint (PDF) Neighborhood Resources (PDF)
Central Harbors Leadership Council (To be formed)
Geographic Area: River District, Central District, Gulfview District, Embassy District
North Harbors Leadership Council (To be formed)
Geographic Area: Hudson District, Hill District, Sunwest District, Aripeka District
Community Visioning Workshop
Mar - May 2011
- Workshop 1: April 5, 2011 Richey Elementary Meeting Presentation (PDF), and Survey Results (PDF)
- Workshop 2: April 19, 2011 Gulf Highlands Elementary Meeting Presentation (PDF), and Survey Results (PDF)
- Workshop 3: April 25, 2011 Hudson High Meeting Presentation (PDF), and Survey Results (PDF)
- Workshop 4: May 3, 2011 Gulftrace Elementary Meeting Presentation (PDF), and Survey Results (PDF)
- Four Workshop Combined Results (PDF)
Online Survey Result
June 2011 Community Opportunity Workshop
Oct - Nov 2011
- Workshop 1 & 2: PowerPoint Presentation (PDF)
Smart Growth Workshops
- Workshop 1: July 30, 2014 from 6:30pm - 8:00pm @ SMARTstart Incubator NPR
- Workshop 2: July 31, 2014 from 8:30am - 3:00pm @ SMARTstart Incubator NPR - Presentation PowerPoint (PDF)
Technical Assistance for Implementing the Harbors Plan
Pasco County received a Smart Growth Technical Assistance (SGTA) grant from Smart Growth America (SGA), a national leader and advocate for building great communities. We are one of the 18 communities in the U.S. to have received this prestigious grant. The grant included a two-day event sponsored through the U.S. Environmental Protection Agency’s (EPA) Office of Sustainable Communities.
To learn more about the program you can watch the webinar provided by Smart Growth America on the
The following is the final smart growth findings and recommendations report that was created at the end of the two-day smart growth technical assistance workshop:
This next-steps memo or recommendations outline the main ideas that were generated during the workshop and the critical next steps for the Harbors implementation.
Smart Growth Workshops
The Two-Day Smart Growth Assistance Workshops:
Workshop 1: July 30, 2014 from 6:30pm - 8:00pm @ SMARTstart Incubator NPR
Workshop 2: July 31, 2014 from 8:30am - 3:00pm @ SMARTstart Incubator NPR - Presentation PowerPoint (PDF)
The following are the agenda, flyer, press release and presentation for the workshop that was held in July:
Per the Memorandum of Understanding Pasco County shall provide Smart Growth America with a progress report describing the implementation of any strategies or programs arising from the technical assistance. Progress reports will be submitted at one month, six month and twelve month intervals after SGA's next steps memorandum
Thank you once again for participating in this effort!
Want to learn more about Smart Growth America and other communities that have benefited this assistance?
The smart growth technical assistance grant has successfully helped a number of communities throughout the U.S. These include the City of Fairfax, VA; Charlotte, NC; Gwinnett County, GA; and Queensbury, NY. The County recently adopted the Harbors Plan and the County's first Economic Development Plan.The guidance received through the two-day workshop and the 'Next Steps' report prepared following the workshop, will be critical in moving these plans forward and executing the strategies identified within them. It will identify critical actions, and help develop the framework required to leverage resources, build partnerships, and set priorities.
Learn about some of the communities that have previously received this assistance on the Smart Growth America website.
Smart Growth America is a national non-profit organization that offers these competitive technical assistance grants to communities throughout the U.S. Demand for this program is very high nationwide. These grants focus on twelve different Smart Growth Tools that help support local businesses, revitalize neighborhoods, and create vibrant, walkable communities. Pasco County specifically applied for the Smart Growth Tools: Planning for Economic and Fiscal Health.
Learn more about the smart growth team that assisted us: Bios of the smart growth experts (PDF).
Recent implementation efforts for the Harbors Plan:
Open houses are annual events that provide an update to residents of the West Market Area concerning the progress of implementation strategies outlined within The Harbors Plan.
- January 27, 2016 at New Port Richey - City Council Chambers from 6:00 p.m. to 8:00 p.m.
- December 15, 2014 at Peace Hall NPR from 6:00 p.m. to 8:00 p.m. (Flyer (PDF))
- October 20, 2014 at Peace Hall NPR from 6:00 p.m. to 8:00 p.m. (Flyer (PDF))
The Harbors – West Market Redevelopment Plan
The Harbors was adopted by the Pasco County Board of County Commissioners (BCC) on June 25, 2013. Since its adoption, the County has been aggressively moving forward with the implementation of the redevelopment strategies identified within the plan. Some of the efforts include: marketing, public education, seeking grants and additional funding to support implementation, coordinating with County departments and the cities of New Port Richey and Port Richey, and identifying additional partners or projects that can help actualize the vision for this area. Department responses to the Implementation Strategies outline in Chapter 5 of the Harbors Plan are provided below.
|The Harbors - Implementation (Chapter 5)|
| Department||Update||Department ||Update|
|Building Construction Services||2015 (PDF)||Pasco County School Board||2014|
|Community Development||2014||Pasco County Sheriff's Office||2015 (PDF)|
|Emergency Management||Pasco Economic Development Council (PEDC)|
|Library||2015 (PDF)||Planning and Development - Code Compliance|
|Metropolitan Planning Orgaization (MPO)||Planning and Development - Economic Development|
|Parks and Recreation||Planning and Development - Long Range Planning|
|Parks and Recreation - ELAMP||Stormwater||2014|
|Pasco County Public Transit (PCPT)||Tourism||2015 (PDF)|
Florida State Department of Urban and Regional Planning (DURP)
Florida Planning and Development Lab (FPDL)
This project is a part of the implementation efforts for the Harbors – West Market Redevelopment/Infill Plan and will focus on identifying catalyst projects for redevelopment investment. The project was done in collaboration with the Florida State University's Department of Urban and Regional Planning (DURP), Florida Planning and Development Lab (FPDL) and was conducted in two phases. The Phase I of the project commenced on May 12, 2014 and Phase II on August 25th 2014. As a part of the Phase I efforts, a project kickoff including project introduction, presentations, an Open House and a tour, were scheduled for May 22, 2014 and May 23, 2014. For more details about the project scope (both Phase I and II), and the project kickoff, please refer: Project Scope (PDF) and Project Kickoff Agenda (PDF).
The FSU-DURP FPDL team has completed all phases as of June 4, 2015. The completed reports are provided below.
Smart Growth Technical Assistance Grant
The County has was awarded the Smart Growth Technical Assistance Grant (SGTAG) in 2014. We were among 18 communities throughout the United States (U.S.) who were selected to receive the Technical Assistance Grant for the "Planning for Economic and Fiscal Health" tool. This technical assistance is made possible through a grant from the U.S. Environmental Protection Agency, Office of Sustainable Communities, and is comprised of a free workshop that will focus on planning for economic and fiscal health. The County focused the grant on the implementation of the Harbors - West Market Area. The SGTAG assisted in enhancing the redevelopment efforts for the Harbors, made it possible to tie the Harbors Plan into the County’s economic development planning efforts, and help identify critical next steps in strengthening the local economy.
For more information on the Smart Growth Technical Assistance Grant click here!
With the help of other County departments, and Pasco County Public Information Officer, we are currently developing a comprehensive outreach strategy for the Harbors Plan. Some of the efforts under this strategy will include, a series of open house events starting in October 2014, design competitions for key catalyst sites, educational events in schools such as box city events and scavenger hunts, and creation of a project newsletter. Planning and implementation of some of these efforts are currently underway and the launch of West Market Area's Facebook page - 'Harborlife' is one of the first steps towards a stronger outreach.
Community Development Block Grants
Pasco County's Community Development and Planning and Development Departments, in collaboration with other County departments, are working toward the implementation of the Community Development Block Grants in the West Market Area. As a part of the Neighborhood Stabilization Program, this endeavor focuses on the redevelopment and revitalization of the West Market Area neighborhoods. This effort is closely aligned with Pasco County’s Strategic Plan goal for ‘Creating a Thriving Community’.
Community Assistance Effort by Code Compliance
In January 2014, Pasco County’s Code Compliance Division launched a proactive community assistance and information effort for the businesses located along the U.S. 19 Corridor. This endeavor involved assessment of the current conditions, distribution of information brochures on the next steps, and answering related questions and concerns.
Access to Transit Projects
Pasco County Metropolitan Planning Organization (MPO), Pasco County Public Transportation (PCPT), and the Florida Department of Transportation (FDOT) have been coordinating to implement access to transit projects. This effort is specifically focused on improving access and connectivity along the U.S. 19 Corridor.
You can learn more about the studies at: Transit and Sidewalk Infrastructure Study- December 2012.
On April 9, 2014, the Pasco County Board of County Commissioners reviewed the amendments made to Pasco County's Mobility Fee Ordinance to incentivize redevelopment in the Harbors or the West Market Area. The Mobility Fee update for 2014 has been completed and adopted. Please click here Mobility Fees to review Mobility Fee information.
EXEMPTIONS AND CREDITS (LDC 1302.2.F.4)
Alterations of buildings in the West Market Area
"This exemption does not apply to (a) the administration fee, (b) alteration building permits issued prior to April 9, 2014, (c) alterations to any office, industrial or lodging building that was permitted after the initial effective date of mobility fees pursuant to this Code, Section 1302.2.F.1.a., or (d) lots, parcels, or planned developments where fifty (50) percent or more of the developable portion of the lot, parcel, or planned development consists of vacant land that was not previously occupied by a building, or impervious surface associated with a building. Any mobility fee exemption issued for the West Market Area building alterations shall be considered a subsidy or buy-down for the alteration, and shall be included in the mobility fee subsidy calculation, and transfer required by this Code, Section 1302.2.G.1.b. The amount of such subsidy or buy-down shall be the required mobility fee for an alteration pursuant to this Code, Section 1302.2.F.2.g."
Pasco County Parks and Recreation Master Plan
Pasco County Parks and Recreation hosted a series of public events during the month of May. These events were conducted to gain an understanding of the local needs and concerns related to park amenities.
With many months of rigorous planning and input from local and regional stakeholders, the County recently adopted its first Economic Development Plan. The Plan not only establishes direction for the County’s short-term and long-term economic development, but also lays down a robust foundation for the redevelopment of the Harbors or West Market Area.
Through a collaborative effort involving more than 30 different public and private agencies and nonprofit organizations, the County recently developed a Post-Disaster Redevelopment Plan (PDRP). Approved by the State of Florida, Division of Emergency Management, the PDRP identifies post-disaster redevelopment strategies that are relevant to the inland and coastal communities within the West Market Area. In January of 2016 the Board of County Commissioners adopted the Comprehensive Emergency Management Plan (CEMP) and by doing so approved the PDRP by reference.
In October 2013, the County invited the Urban Land Institute to help evaluate changes implemented since the 2008 Panel visit, and to look at what is next in the upcoming years. A part of their work was to assess the work accomplished so far towards the redevelopment of the West Market Area. The Panel discussed some of the County's critical concerns and challenges related to redevelopment, and recommended essential steps necessary for implementation. The final ULI report with recommendations is available at: ULI Advisory Services Panel Report 2013 (PDF).
Other implementation efforts include:
- Coordination with community advocates to establish champions for each district .
- Coordination with the County’s Community Development Division for the work related to the County’s’ Affordable Housing Action Committee (AHAC).
- Seeking and applying for grant opportunities.
- Seeking opportunities to engage local and regional universities, in the project’s future planning and implementation phases.
- Identifying area-level improvements and redevelopment interventions in the smaller planning areas or ‘Districts’ that were identified during the initial West Market Area planning process.
The redevelopment of the Harbors or the West Market Area is an enormous task that would require many years of collaborative effort. Projects listed above are some of the efforts that are currently underway. Updates on all future redevelopment efforts will be provided on this webpage regularly.
Please let us know if you have any questions or comments. Your involvement is extremely crucial for the successful implementation of the redevelopment efforts.